Part 1 — R-1 ZONE DISTRICT

9-1G-10: R-1 ZONE DISTRICT DESIGNATION:

The R-1 district primarily provides for single-family residential at a low density of up to six (6) dwelling units per acre, representing many of the existing residential neighborhoods in the city. The R-1 district is applied to parcels to accommodate existing residential units on land with a predominantly conventional suburban development pattern and traditional single-family detached residential neighborhoods. The district generally corresponds to the low-density residential land use designation on the 2050 General Plan land use map. (Ord. 19-1036)

A. Permit Requirements: Table 9-1G-1 lists the permit requirements and code references for each land use in Table 9- 1G-2.

Table 9-1G-1

B. Specific Land Uses: Where the last column in Table 9-1G-2 includes an additional code reference, the requirements of the referenced section also apply to the use.

Table 9-1G-2

Land Uses and Permit Requirements for Residential Zone Districts

• Accessory structures with plumbing require a conditional use permit. (Ord. 19-1036; amd. Ord. 20-1040U; Ord. 20-1047; Ord. 20-1048; Ord. 21-1059; Ord. 22-1060)

Development standards for the R-1 District are shown in Table 9-1G-3 and described below.

Table 9-1G-3

1See Municipal Code Section 9-1T-10 for Accessory Dwelling Unit Requirements.

2Floor area regulations only apply to two-story houses (see Section 9-1G-12-E.1). Front-of-the-Lot FAR requirements apply to single-story and two-story structures.

A. Lot Requirements: All newly created lots must have a minimum area of seven thousand two hundred (7,200) square feet.

1. Lot Splits:

• a. When the original lot proposed for subdivision is less than one hundred twenty feet (120') in width, the resulting lots must have a minimum dimension of fifty feet (50').

b. When the original lot proposed for subdivision is one hundred twenty feet (120') or more in width, the resulting lots must have a minimum dimension of sixty feet (60').

2. Flag Lot Subdivisions:

• a. Each such subdivision must be limited to the creation of no more than one (1) flag lot.

• b. The original existing lot to be subdivided must have a street frontage of at least eighty feet (80') and a minimum depth of two hundred ten feet (210').

• c. The front lot must have a minimum width of sixty feet (60').

• d. The pole portion of the flag lot must have a minimum width of twenty feet (20') and the flag portion must have

a minimum width of eighty feet (80'). No more than fifteen feet (15') of the pole may consist of hardscape. The

abutting landscape strip or strips must be irrigated and landscaped. The driveway must contain decorative brickwork, stamped concrete and/or landscaped pavers, subject to review and approval of the granting body. No parking or storage is permitted in the twenty-foot (20') wide pole.

3. Cul-de-Sac: Lots proposed along a private or public cul-de-sac must have a minimum front property line of thirty-five feet (35') and must be a minimum of fifty feet (50') wide at the front yard setback.

4. Proposed irregularly shaped parcels must demonstrate adequate building area meeting all setback and coverage requirements.

B. Yard Setbacks:

1. Front Yard Setbacks: The front yard setback must be the average of the two (2) adjacent houses. The front yard setback may never be less than twenty feet (20') and at no time will the required setback be more than thirty feet (30'). The planning manager may determine if the entire block face should be used to determine the required front yard setback when there are irregularities, such as reverse corner lots, or houses with unusually large setbacks.

2. Side Yard Setbacks:

a. Interior lots must maintain a side yard adjacent to each side lot line of not less than five feet (5') for the firststory portion of a building or ten percent (10%) of the lot width, whichever is greater. The second-story setback on either side must never be less than five feet (5') and must not equal less than fifteen feet (15') when combined.

b. On a corner lot, the side yard setback next to another lot must be five feet (5') for the first-story portion of a building or ten percent (10%) of the lot width, whichever is greater. The second-story setback must not be less than five feet (5') on each side and must not equal less than twenty feet (20') when combined.

• c. On the street side, the required side yard of a corner lot must be a minimum of ten feet (10').

3. Rear Yard Setbacks: The ground floor of the main structure must maintain a fifteen-foot (15') rear yard setback. The second floor of the main structure must maintain a twenty-foot (20') rear yard setback.

• C. Placement of Buildings:

1. Structures must be a minimum of ten feet (10') away from each other, with no obstructions from the ground to the sky.

2. No portion of any principal dwelling may be located in any required yard area, except as allowed in Section 9- 1N-6 (Encroachments).

• D. Minimum Building Width:

1. The main residential dwelling unit must have a width of twenty- five feet (25'). Attached garages are not counted in this measurement.

2. An accessory dwelling unit converted from a garage may be less than twenty-five feet (25').

• E. Maximum Floor Area Ratio:

1. Any two (2)-story, single-family dwelling or single-story dwelling with a height of more than eighteen feet (18') must not exceed a floor area ratio (FAR) of 0.35, to a maximum allowable floor area of three thousand three hundred (3,300) square feet plus up to four hundred (400) net square feet for an attached two (2)-car garage or up to six hundred (600) net square feet for an attached three (3)-car garage. However, the maximum square footage may be increased by incentive bonuses, as referenced in Table 9-1G-5.

2. The second story of any two (2)-story, single-family dwelling must not exceed seventy-five percent (75%) of the total floor area of the first floor, including attached garages. The total floor area must not exceed the calculations in 9- 1G-12-E.1.

3. Front-of-the-Lot FAR:

• a. For lots eighty feet (80') or less in depth, the maximum FAR in the front forty feet (40') must not exceed .4.

• b. For lots greater than eighty feet (80') in depth, the maximum FAR in the front forty feet (40') must not exceed .25.

• c. Flag lots and tiered lots are exempt from front-of-the-lot FAR requirements.

• d. For purposes of calculating front-of-the-lot FAR, the following areas are included in FAR:

• (1) Areas where the second floor cantilevers out over the first floor; and

• (2) Porches where the ceiling height is greater than twelve feet (12') are included as FAR.

• F. Accessory Uses And Structures:

1. Accessory uses and structures, including accessory dwelling units, junior accessory dwelling units, pool houses, workshops, sheds, and the like, but not including required garages, are limited to one (1) per lot and must be located in the rear fifty percent (50%) of the lot.

2. On lots improved with a main dwelling that is greater than one thousand two hundred eighty (1,280) square feet, the maximum area for accessory structures on a lot (excluding required parking) must not exceed one thousand four hundred (1,400) square feet or fifty percent (50%) of the living area of the main dwelling, whichever is smaller.

3. On lots improved with a main dwelling that is less than one thousand two hundred eighty (1,280) square feet, the maximum area for all accessory structures on a lot (excluding required parking) must not exceed six hundred forty (640) square feet.

4. If either an alley or a utility easement exists along the rear of the lot, not less than ten feet (10') of the rear lot line must be maintained free and clear of buildings or structures, except for a fence with a gate to provide access to the alley or utility easement.

5. If a utility pole is located on the easement, the required opening in the fence or wall must be located to provide immediate access to the pole.

6. Accessory structures are not permitted in the front yard.

7. Table 9-1G-3.2 Setbacks for R-21 Accessory Structures:

Table 9-1G-3.2

Setbacks for R-1 Accessory Structures

• *Does not apply to garages when the garage door is perpendicular to the street.

8. Portable shade structures are prohibited in the front yard and in the corner side yard.

9. When feasible, accessory uses and detached accessory structures, must be located within the rear fifty percent

• (50%) of a property. This does not apply to pergolas, patios, pools, spas, and required garages and carports.

• G. Vehicle Parking And Driveways:

1. Each lot or parcel of land in zone R-1 must have-on the same lot or parcel of land-a minimum of two (2) offstreet parking spaces per main dwelling unit. When a garage door is parallel to the street and at the front of the property, the garage door must be ten feet (10') behind the face of the building (not including porches).

2. Each required parking space in a garage must be no less than ten feet (10') wide and twenty feet (20') long. Tandem parking can be used for the third and additional parking spaces.

3. Vehicles must not park in the front or side yard areas, except on paved driveways.

4. Driveways are limited to a maximum paved width of sixteen feet (16') for houses with garage doors parallel to the street, with two feet (2') clear of obstructions on either side.

5. Driveways are limited to a maximum paved width of twelve feet (12') for houses with garage doors perpendicular to the street.

6. Except in the case of ADUs and JADUs, an additional parking space must be provided for each room that is rented on a single-family house. The parking may be uncovered, such as on the driveway, but must not block the parking spaces for the main dwelling.

7. The required garage for the main dwelling cannot be attached to a detached accessory structure used as habitable space.

• H. Landscape and Hardscape Requirements:

1. Hardscape (including walkways and driveways made of asphalt, concrete, pavers, or decomposed granite) must not exceed forty five percent (45%) of the front yard.

2. A combination of trees, shrubs, and ground cover must be incorporated into landscaping plans for new houses. a. One (1), thirty-six-inch (36") box tree per two thousand five hundred (2,500) square feet of lot area must be provided. Fractions are rounded up from .5 to the nearest whole number. Existing trees onsite that are of equivalent size may be counted towards this requirement. All other trees should be twenty-four-inch (24") boxes.

• b. Shrubs must be five (5)-gallons.

• c. Landscape plans must be prepared by a licensed landscaped architect.

3. All landscaped areas and materials must be regularly and properly maintained.

4. Mulch or stone-type materials should be placed between plants as ground cover or backdrop, not as a replacement for live vegetation. Plants should be spaced so that at maturity, the plants eventually cover most, if not all, of the mulch or stone material.

5. The front yard must include a minimum of twenty two percent (22%) live vegetation.

6. See section 9-1N-11 (Artificial Turf) for regulations related to artificial turf, including maximum coverage.

7. The use of mounding grasses such as Festuca californica, Festuca rubra, and Carex pansa are preferred.

8. For new construction, bare dirt is not permitted within the front yard or visible street side yard. All bare dirt areas must be finished with a minimum three-inch (3")-thick layer of mulch, organic bark, or earth-tone-colored rubber bark.

9. Rocks, stones, and pebbles are not to be used near public sidewalks or streets because they are a slipping hazard.

10. Dry stream beds, areas of decomposed granite, or stone must not account for more than twenty percent (20%) of the front yard, unless needed to meet low impact development (LID) requirements.

11. No more than twelve feet (12') of the vehicular access to the garage may consist of hardscape; the remaining four feet (4') on either side must consist of landscaping.

• I. Walls and Fences: Design requirements for walls and fences are found in Article N, Site Planning and General Design Standards.

J. Special Requirements: New dwellings constructed within five hundred feet (500') of an arterial street or a railway must provide a mechanical ventilation system designed to attain enhanced air filtration with the use of air filters that have a filtration efficiency equivalent to a minimum efficiency reporting value (MERV) of eleven (11) or higher as determined by testing methods established by the American Society Of Heating, Refrigerating And Air-Conditioning Engineers (ASHRAE) standard 52.2, as periodically amended. All such ventilation system equipment and air filters must be installed, operated, maintained and replaced in a manner consistent with applicable building code requirements and with the manufacturer's specifications and recommendations. Alternative air pollution mitigation measures (e.g., setbacks, landscaped buffers, etc.) may be utilized where feasible if they can be shown to have a mitigating effect that is equal to or greater than the enhanced air filtration measures specified herein.

• K. Grading and Drainage for New Construction:

1. Where existing drainage flows from adjacent sites, the subject site must continue to accept cross lot drainage and must not be designed in such a way as to drain toward adjacent sites. Where existing drainage flows to adjacent sites, the subject site must modified so that drainage no longer continues to flow to adjacent sites. The subject site must not create any barriers that prohibit existing drainage flows from adjacent sites. In cases where compliance with this requirement is deemed not feasible by the city, the director may approve modifications to encourage as much onsite infiltration and detention as feasible.

2. If the proposed finished grade will not alter existing cross lot drainage patterns, the difference between the grade of the subject site and adjacent sites must be within eight inches (8"). If the proposed finished grade will alter existing cross lot drainage patterns, the applicant must demonstrate how the subject property will address existing cross lot drainage patterns.

L. Open Space: There shall be a minimum of five hundred (500) square feet of open space per dwelling unit. All dwelling units shall have and maintain suitable access to the open space. A minimum of seventy-five percent (75%) of the required open space must be landscaped. Any pavement in the open space must be permeable and must not function as a driveway extension. Twenty-five percent (25%) of the required open space may be covered with a cabana or roof cover. (Ord. 19-1036; amd. Ord. 20-1040U; Ord. 20-1047; Ord. 22-1060; Ord. 23-1069; Ord. 23-1070)

The site design and architectural standards set forth in this chapter apply to all new residential structures, additions to residential structures, and accessory structures (including garages) in the R-1 District. A. Building Facades:

1. For any new residential structure or addition, all sides of the building(s) visible from the street or other public areas and where the space between two (2) houses or structures is greater than twenty feet (20') should be fully articulated and have elements that contribute to visual interest and neighborhood character. This includes variation in massing, wall planes, and roof forms as well as surface articulation such as window and door treatments and windows.

2. The front entrance of a residential structure must be recessed a minimum of five feet (5') from the front wall of the house. The front recessed entry or porch area must be covered.

3. No linear wall of a second story may extend more than twenty-four feet (24') without architectural articulation or an offset of at least two feet (2') for not less than eight feet (8').

4. Balconies are only allowed along the front elevation or corner side elevation of a dwelling facing a public street.

5. Single-family dwellings must have exterior walls of brick, wood, stucco, metal, concrete, or other similar material. Polished or unfinished metal siding is prohibited.

6. Garages and garage doors must be designed to minimize their appearance. This may include articulating with panels and/or windows on large planes, using two (2) single-car garage doors instead of one double-car garage door, and using articulation of the façade and roof.

7. All vents, gutters, downspouts, flashing, and electrical panels must be painted to match the surface to which they are attached, unless concealed or used as a major design element, in which case the color is to be consistent with the overall color scheme of the building.

• B. Windows:

1. Window type, material, shape, and proportion must complement the architectural style of the building and enhance the articulation and detailing of the façade.

2. Consistent window and trim styles across elevations should be used.

3. Upper and lower windows should align vertically whenever possible.

4. Windows on the second floor should not be larger than those on the ground level.

5. Any faux shutters should be proportionate to the adjacent window so as to create the appearance of a real and functional shutter.

• C. Roof Design and Materials:

1. Roofs should be designed as part of the overall massing and architectural design. Roof slopes, massing, materials, and overhangs should be designed and scaled appropriately for the desired architectural style.

2. Roof materials and colors are important aspects of the overall home design and should be consistent with the desired architecture.

3. Roof design should enhance the visual interest of the building and break up the massing of the building.

4. Every single-family dwelling must have a full roof that meets Temple City building code requirements. The following types of roof material are not allowed:

• a. Glossy or polished surfacing on roofs.

• b. Corrugated roofs.

• c. Plastic, PVC, or other types of formed or molded material roofing (does not include clay or cement tile or fiberglass or composition shingles).

• d. Painted shingles.

5. Chimneys should be exposed as architectural features rather than hidden within a wall surface.

6. Chimney caps should be decorative and conceal fireplace spark arrestors.

• D. Utilities and Mechanical Equipment:

1. Electrical meters, cable boxes, junction boxes, and irrigation controllers should be designed as an integral part of the building on a rear or side elevation or otherwise screened from public view.

2. Building forms, fences, trellises, and landscaping should be used to screen aboveground utility transformers, pull boxes, and termination cabinets, where allowed by utility providers.

3. Utilities and mechanical equipment should be screened from the public right-of-way and, to the extent feasible, either painted to match the wall color, enclosed in a cabinet that is painted to match the wall color, or provided with some other type of decorative screen. New roof mounted equipment is prohibited unless it is replacing an existing piece of equipment.

4. New generators, air conditioning units, and condensers are must be located at least ten feet (10') from neighboring bedroom windows. This requirement does not apply to replacement units.

5. Roof-mounted equipment, including dish antennae, must be screened from view from public rights-of-way and adjacent properties by materials that are architecturally compatible with the structure upon which they are mounted. See Chapter 7-8 of this code for small residential rooftop solar energy systems.

6. All utilities for new single family dwelling units must be placed underground. The Community Development Director may waive this requirement in instances when undergrounding utilities is physically infeasible, would require an easement over public or private property, or economically infeasible due to the location of the power pole on an adjacent site or across a public street. (Ord. 19-1036; amd. Ord. 22-1060)

Table 9-1G-4 establishes the criteria for compatibility, intensity, façade treatments, and other design elements for the R-1 District.

Design Criteria for the Single-Family Residential Zone District

Table 9-1G-4

(Ord. 19-1036)

By meeting or exceeding development incentives as described in Table 9-1G-5 below, it may be possible to obtain architectural/design bonus credits to exceed the maximum permitted square footage. Incentive bonuses must be

considered and awarded as a part of the site plan review process as described in Article C of this code. Incentives are only provided to new, two (2)-story, single-family houses.

Table 9-1G-5

Incentives for FAR Bonus

(Ord. 19-1036)